PC Minutes 2001-07-25MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 1
CALL TO ORDER
Chair Costello called the special meeting of the Planning Commission of the City of Arroyo
Grande to order at 6:30 p.m.
ROLL CALL
Commissioner Brown
X Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
I .
A. ORAL COMMUNICATIONS
Otis Page, 606 Myrtle Street: At the last City Council meeting it was established that
there would be a future hearing on the inadequacies of the present Traffic Analysis. He
would like to make comments regarding this.
Rob Strong, Consultant: It is the intention of the City Council is to continue their July 31'
public hearing meeting to a date in August where additional testimony can be heard
regarding Higgins & Associate's report, after adequate time for review of the traffic
analysis.
Otis Page: The two major issues are water and Traffic; he was concerned with the
accuracy of the traffic analysis report.
Albert Epstein, 2906 West Magnolia: He had a concern with 201 Brisco Road (ambulance
station). The map indicates that it will be zoned R (it is currently zoned I). Rob Strong is
recommending MU, and I would like this addressed.
Rob Strong said this has been already been responded to and corrected in the final EIR and
will be changed on the final map.
B. WRITTEN COMMUNICATIONS
None
II. PUBLIC HEARING ITEMS
A. Consider the Final Environmental Impact Report (EIR) and 2001 General Plan Update
(GPU) and a Resolution Recommending Certification of the Final EIR and Adoption of
the 2001 General Plan Update.
1. Presentation of the 2001 General Plan Update process to date and the remaining steps
toward adoption.
Rob Strong, the Consultant, said the final EIR should be reviewed and the response to
comments. The Planning Commission should recommend to the City Council anything they
disagree with and then an amended draft will be issued to reflect changes and
clarifications.
MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 2
The Planning Commission decided to review the elements of the GPU first then look at the
EIR and how it addresses the issues.
Planning Commission Comments:
Agriculture, Open Space and Conservation Element
Objective C /OS 6, Policy C /OS6 -1, regarding water resources, projected General Plan
population at buildout and per capita consumption were discussed at some length. Staff
clarified that the last sentence of the policy should read: The 3,590 acre feet per year
minimum supply during drought conditions is estimated as capable of supporting a city of
20,000 residents (at 160 gpd per capita average consumption).
Historic and current per capita consumption was reviewed and acknowledged to exceed
the proposed use rate, despite prior "water neutralization" programs of the City regarding
new developments.
The Commission requested:
• Additional study and report from Public Works and water master plan consultants
regarding water issues on possible mitigation measures to achieve per capita water
consumption reduction to the targeted level, and to report annually on actual use.
• Staff to develop policy proposals to assure more efficient water use and report on
current average consumption by different land use types, densities and design factors,
including agriculture, commercial, office, industrial, and residential of various types and
densities.
• To prescribe specific "triggers" or thresholds of water use (e.g. 90% of estimated
drought yield) and or prescribing that consumption greater than 160 gpd) as requiring
the City Council consider further mitigation and monitoring or reduction of further
development toward buildout until estimated yields or average consumption are
resolved to comply with the stated management objective.
• Council referral on possible water resource mitigation and monitoring program proposals
due to this possible resource constraint to estimated General Plan buildout.
Commissioner Guthrie made a motion, seconded by Commissioner Brown to direct staff to
come back with two possible language interpretations, one that relates to when we reach
90% of our ultimate drought yield, and a second one that relates to when use per capita is
not making the current target.
ROLL CALL VOTE
X Commissioner Brown
X Commission Fowler
—X— Commissioner Guthrie
_X— Vice Chair Keen
X Chair Costello
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CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 3
Objective Ag 1, Policy Ag 1 -4.2: The Commission discussed at length the ratio and location
criteria for possible mitigation for loss areas having prime farmland soils (e.g. East Cherry near
Traffic Way /Dorfman and Japanese Welfare Assoc.).
Commissioner Guthrie made a motion, seconded by Commissioner Brown, to support the
policy as drafted, requiring 2:1 permanent protection of prime soils on another suitable
location, acceptable to City Council, 1) within or contiguous to the City boundaries, 2) within
Urban Land Use Element Area (City and Sphere of Influence), or 3) within the Area of
Environmental Concern (Planning Area), in that order of preference.
ROLL CALL VOTE
Commissioner Brown
NO Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
Objective Aq2 - Acceptable as drafted; unanimous consensus.
Objective Aq3 - Acceptable as drafted; unanimous consensus.
Objective Ag4 - Acceptable as drafted; unanimous consensus. (Request to change the word
industrial district to Industrial areas, section Ag4 -6.3.)
Objective Aq4 -6.3 - Request to change
Objective Ag5, Policy 5 -2.2: The Commission considered both the response to comments
outlined in the Final Environmental Impact Report C -2 -R1, and an additional memo from the
County Agricultural Commissioner's office dated July 19, 2001. A discussion followed of the
minimum agricultural buffer distance and need for flexibility to fit existing conditions.
Commissioner Brown made a motion, seconded by Commissioner Guthrie to recommend the
following language:
"No portion of any new residential structure should be located
closer than 200 feet from the site of agricultural operations.
Greater or lesser distances may be required or permitted based
upon site - specific circumstances" (changes underlined)."
ROLL CALL VOTE
X Commissioner Brown
NO Commission Fowler
X Commissioner Guthrie
NO Vice Chair Keen
X Chair Costello
Ag6 - Agriculture classification- shall include minimum development standards: - Acceptable
as drafted; unanimous consensus.
MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 4
Objective C /OS 1 - Acceptable as drafted; unanimous consensus.
Objective C /OS 2 - Acceptable as drafted; unanimous consensus.
Objective C /OS 3 - Acceptable as drafted; unanimous consensus.
Objective C /OS 4 - Acceptable as drafted; unanimous consensus.
Objective C /OS 5 - Acceptable as drafted; unanimous consensus.
FRINGE AND URBAN LAND USE ELEMENT
Rob Strong said prior to policy review the Commission considered several map
clarifications and corrections based on public comments and owner concerns:
A residential classified and zoned triangular shaped property on the north side of East
Branch at Crown Terrace and Le Point Terrace Streets had been incorrectly mapped as
Village Core. The map correction to Single Family Residential, Medium Density will be
reported to the City Council.
Open Public Comment
Richard DeBlauw, 744 Mt. Vista, Arroyo Grande, requested that former Loomis properties
on the south side of East Branch not be reclassified from Village Core (VC) to Multiple
Family Residential, as previously requested and preliminarily recommended.
Close Public Comment
Re: Land Use Study Area 7E - Village Core Boundaries -Staff confirmed that the eastern
four flag lots (APN Nos. 07- 501 -30, 31, 32 and 33) would still be recommended for
reclassification to Single Family Residential, Medium Density, but that the subject property
including 520, 522 and 528 East Branch would remain classified Village Core (VC). (These
creekside properties had recently been reconfigured by lot line adjustment, AGAL 00 -173,
to facilitate a Mixed -Use development proposal.)
Re: Land Use Study Area 12 - El Camino Real - In reply to owner Al Epstein request for
verification that the property at 201 Brisco Road was being corrected to be part of Mixed
Use rather than Multiple Family Residential classification. Staff confirmed that this
correction would be reported to the City Council.
These map corrections were accepted by unanimous consensus of the Commission.
Table LU -1 — regarding residential density, zoning categories and population density was
also clarified by staff, to revise the persons per household from 3.0 to 2.4 p /du. average
based on 2000 census data. Approximate population density will be corrected on the table
for future buildout calculations when land use classification acreage refinements are
provided prior to or concurrent with Development Code revisions.
MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 5
Objective LU (Fringe) Acceptable as drafted, unanimous consensus.
Objective LU1 Acceptable as drafted, unanimous consensus.
Objective LU2 Acceptable as drafted, unanimous consensus.
Objective LU3 Acceptable as drafted, unanimous consensus.
Objective LU4 Acceptable as drafted, unanimous consensus.
Objective LU5- Policy 5 -5,
Commissioner Keen made a motion, seconded by Commissioner Guthrie to recommend
that Policy LU 5 -5 be stricken from the element as worded providing for possible heavy
commercial and light industrial uses in all Mixed -Use areas.
ROLL CALL VOTE
X Commissioner Brown
--- Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
The Commission directed staff to replace the stricken language with "concurrent with the
Development Code there would be designated uses in each of the Mixed Use subareas ".
This alternative policy recommendation was accepted by unanimous consensus to become
LU 5 -5.
Policy 5 -8.3: -The Commission recommended clarification of the preferred location of off -
street parking in Mixed Use corridors by the following change.
On a motion by Commissioner Keen, seconded by Commissioner Fowler it was
recommended to change the language to clarify the preferred location of off - street parking
in Mixed Use corridors to read "Promote the development of buildings along a landscaped
sidewalk frontage. Promote rear yard parking by discouraging front yard parking and
encouraging private, shared or public parking facilities located to the rear of buildings or
side streets in Mixed Use corridors."
ROLL CALL VOTE
NO Commissioner Brown
X Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
Objective LU6— Acceptable as drafted, unanimous consensus.
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CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 6
Objective LU7— Acceptable as drafted, unanimous consensus.
Objective LU8— Acceptable as drafted, unanimous consensus.
Objective LU 8a— Frederick /ALC — Based on a request to include all contiguous parts of
the ALC ownership within a proposed Specific Plan the Commission by unanimous
consensus accepted that the SP boundary within the City should be corrected to include a
2 acre portion of Frederick /ALC property southwest of Traffic Way Extension and adjoining
Freeway 101, incorrectly excluded on the draft map. This 2 -acre parcel was retained as
Single Family Residential, Low - Density, (formerly Rural Residential). Other adjoining
properties not owned by Fredrick /ALC including several homes owned by the Lawlers
remain SFR -LD classification, subject to amendment if or when a Specific Plan resolves
future development and infrastructure improvements in the vicinity.
On a motion by Commissioner Guthrie, seconded by Commissioner Brown it was
recommended to leave the Lawler property as the map shows, but include the 2 -acres of
Fredericks /ALC within the Specific Plan boundary and remove the Land Use designation
within it.
ROLL CALL VOTE
X Commissioner Brown
X Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
Objective LU9— Acceptable as drafted, unanimous consensus.
Objective LU10— Acceptable as drafted, unanimous consensus.
Objective LU1 1 — Acceptable as drafted, unanimous consensus.
Objective LU11.5— Acceptable as drafted, unanimous consensus.
Objective LU12— Acceptable as drafted, unanimous consensus.
HOUSING ELEMENT
Objective H -1, Policy H1-8.3—The Commission discussed the adopted affordable (low and
moderate - income) housing policies of the 1993 element. The Commission concern was
primarily that new developments are avoiding on -site construction of such units by
payment of "in -lieu affordable housing fee ".
A motion was made by Commissioner Guthrie, seconded by Commissioner Brown to
recommend to City Council that the in -lieu fees be increased from 1% to a minimum of
"5% of the value of new construction as computed for a building permit," and to include
commercial and other non- residential construction in this requirement if on -site affordable
housing is not provided.
MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 7
ROLL CALL VOTE
___X_ Commissioner Brown
NO Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
SAFETY ELEMENT
Chair Costello said he would like the opportunity to review technical reports and maps
before recommending the Safety Element. In an evacuation of the City it would have a
direct impact on the Circulation Element.
Commissioner Brown said he would defer to the Chairman as he has the expertise on this
subject.
Rob Strong there are lots of issues that are semi - technical in nature and the consultant
could be requested to discuss this.
A motion was made by Commissioner Guthrie, seconded by Commissioner Brown to defer
discussion and recommendations of the update of the Safety Element until Chair Costello
had opportunity to review technical report and maps. Discussion was deferred until
August 7, 2000 regular meeting for possible recommendations.
ROLL CALL VOTE
_X__— Commissioner Brown
X Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
ECONOMIC DEVELOPMENT ELEMENT
Rob Strong said the minor typographical corrections suggested by the City's Economic
Development Director letter of July 23, 2001 were mentioned accepted, as outlined in the
attached letter. Additionally, the Commission recommended the following minor
clarifications or changes:
Objective ED1 — Acceptable as drafted, unanimous consensus.
Objective ED2— Revise title "Mixed Use, Office, and Light Manufacturing." Expand
Objective ED -2 and Policy ED2 -2 to clarify primary purpose :... "to promote and enhance
base line job opportunities within the City for local residents" - unanimous consensus.
Objective ED- 3— acceptable as drafted, unanimous consensus.
Objective ED- 4— Acceptable as drafted, unanimous consensus.
MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 8
Objective ED 5 and Policy ED5 -1 — Revise to read: "ED5 Develop a strategy that promotes
the importance of tourism in the City. Policy ED5 -1— Become an active participant in the
San Luis Obispo Countywide tourism programs.' - unanimous consensus.
Objective ED6— Acceptable as drafted, unanimous consensus.
Objective ED7, Policy 7 -1.3— After some discussion the Commission decided to
recommend a change in the language of this Policy.
Commissioner Brown made a motion, seconded by Commissioner Keen, to amend Policy 7-
1.3 and strike the phrase "Conditional Use Permits" and change to read "examine the
possibility of an administrative review process as an alternative for routine projects that are
consistent with the General Plan".
ROLL CALL VOTE
Commissioner Brown
X Commission Fowler
X Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
PARKS AND RECREATION ELEMENT
Recommended as drafted by unanimous consensus.
NOISE ELEMENT
The Commission requested that restaurants, with and without outdoor dining and
entertainment and /or drive -up windows, be added to Table N-1. Otherwise the objectives
and policies, reformatted from 1993 adopted policy document, is acceptable as drafted, by
unanimous consensus.
CIRCULATION /TRANSPORTATION ELEMENT
There was a discussion on the maps.
Objective CT1 - The Commission agreed with the staff recommendation that the arterial
collector and local street standard sections and typical rights of way be revised by Public
Works and Community Development proposing new sections including provisions for bike
lanes, transit turnouts, adequate sidewalks, parkways, medians, travel and parking lanes
where appropriate. Otherwise the policy text is acceptable as drafted by unanimous
consensus.
Commissioner Keen made a motion, seconded by Commissioner Brown for further
clarification from Public Works on the dimensions of the right -of -way as being in need of
some refinements and consistent standards.
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MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 9
ROLL CALL VOTE
X Commissioner Brown
X Commission Fowler
x Commissioner Guthrie
X Vice Chair Keen
X Chair Costello
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Objective CT2 - The Commission discussed this policy at length and requested further
clarification from Public Works and traffic consultants regarding Level of Service (LOS) 'C'
or better on all streets and controlled intersections. These polices need refinement to
address significant delay or less than LOS 'C' on some movements particularly at problem
intersections, despite average LOS criteria, by unanimous consensus.
Objective CT3 Policy 3 -3.1 - Commissioner Guthrie and Commissioner Keen had a number
of comments on the pedestrian and bike connections not included in this Policy. The
Commission recommended the following addition:" ...including neighborhood connections
in addition to conventional streets ", by unanimous consensus
Objective CT4 - Acceptable as drafted, by unanimous consensus.
Objective CT5 - Acceptable as drafted, by unanimous consensus.
FINAL ENVIRONMENTAL IMPACT REPORT
It being midnight, the Commission decided to defer any discussion on whether or not to
recommend certification of the Final EIR, and related mitigation monitoring, findings or
statements of overriding considerations until their next regular meeting on August 7, 2001.
It was understood that the Council will start it's Public Hearings on the 2001 General Plan
Update on July 31, and continue Public Hearing on traffic model analysis of Circulation
Element and other environmental water resource, and air quality issues of the Final EIR to a
second continued hearing in late August. The Commission will offer additional report and
recommendation after their August 7, 2001 meeting regarding Safety Element and Final
EIR.
Staff will introduce and explain the recommendations as part of the City Council Public
Hearing on July 31, 2001.
ITEM III.
NON- PUBLIC HEARING ITEMS
None
ITEM IV.
DISCUSSION ITEMS
Chair Costello said he would not be present at the next two Planning Commission
meetings, but he would put his comments in writing on the Safety Element for the meeting
of August 7, 2001.
MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
GENERAL PLAN UPDATE (Contd. Meeting)
JULY 25, 2001
PAGE 10
ITEM V.
PLANNING COMMISSION ITEMS AND COMMENTS
None
ITEM VI.
COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOLLOW UP REPORTS
None
ITEM VII.
ADJOURNMENT
Commissioner Guthrie made a motion, seconded by Commissioner Keen to adjourn the
meeting to the next scheduled meeting on August 7, 2001.
ATTEST:
Ly- Reardon - Smith, Commission Clerk
AS TO CONTEN.,:
Kerry M
nts
Community Development Director
seph M. Costello, Chair
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